How would some of you guys go about drawing up a contract between us and the family member. 

I got good at estimating renovation costs by making an initial estimate based on photos/walkthrough, drawing up a model like you see here, then once the project is finished, go to accounting, get the actual expense report for that property, and update the model.

The main reason is other buyers who are better able to pin down operating costs will either outbid you because they have their costs right, or you'll outbid them because you have your costs wrong. 

There is an art to drawing out the right price and not giving away all your profit.

Now that i have  to sell, i am trying to see if i should sell each unit separately (each has a PIN) or as a whole.

A garbage disposal should be on a separate circuit, as they can draw a pretty decent Amp load.

You can hear a pin drop when i drop that one..

The basics of a seller financed deal are that the title co or closing attorney (if there is one) or seller’s attorney draws up the warranty deed transfers title, the promissory note evidencing the debt related to the transaction, and either the deed of trust or mortgage (whichever is being used) perfecting the lien against the subject property.  

My challenge is that the equity is siloed in a high number of properties which complicates our ability to draw against it and leverage that for operational and investment purposes.Do you all know of banks willing to work with investors and able to underwrite at the portfolio level, rather than having to apply for and open HELOCs on a per-property basis?

You could probably do a postcard campaign and draw up some interest, as there are some really bad actors out there in the property management space.